Broad Lane House, 81 Lytham Road, Blackpool, Blackpool, FY1 6DT

Description

A Double Fronted End of Terrace House requiring modernisation.

Accommodation

Three floors comprising: Top Floor: Bedroom (Four), Bedroom (Five), Bedroom (Six). First Floor: Bedroom (One), Bedroom (Two), Bedroom (Three), Shower Room/WC. Ground Floor: Entrance Hall, Reception Room (One), Reception Room (Two), Store Room. Yard at Rear.

Location

Situated on Lytham Road, close to the amenities available in Blackpool Town Centre and travelling facilities including Blackpool South and Blackpool North Train Stations. Central Pier, Stanley Park and Blackpool Pleasure Beach are also nearby.

Tenure / Property Information

Investment Analysis

The only recent comparable supplied is 89 Lytham Road at £77,500 on 2 April 2026. It is on the same road but its accommodation, condition and specification are not provided, so it cannot support a reliable GDV range for this six-bedroom house. Older same-road sales range from £83,000 to £129,000 but date from 2006–2007 and are not reliable current evidence. GDV, refurbishment cost and maximum bid cannot therefore be established robustly.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence. Proceed only after confirming condition, obtaining a refurbishment budget, verifying any special-condition seller fees and establishing current comparable values and achievable rent.

Works Required

Modernisation is required, but the evidence does not identify specific defects or provide a scope of works. Obtain a full inspection and cost plan covering the three-floor accommodation, six bedrooms, shower room/WC, reception rooms, store room and rear yard before bidding.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR assessment cannot be completed because refurbishment costs, supported rent and a reliable post-works GDV are unavailable. The recent £77,500 same-road sale provides context only and is not sufficiently comparable to establish refinance value.

Buy-to-Let Analysis

No sufficiently specific rental comparable or auctioneer rent estimate is supplied, so rent and gross yield cannot be established. The property is vacant and requires modernisation, meaning letting-readiness and total cost remain unquantified. The £20,000 guide plus £1,500 buyer premium gives a known minimum of £21,500 before works and any applicable seller fees, but this is not enough to assess BTL viability.

Flip Analysis

A flip surplus cannot be calculated. The recent same-road sale at £77,500 is potentially relevant but lacks accommodation and condition details, while modernisation costs and selling allowances are unsupported. Any resale assessment would require inspection, a detailed specification and stronger comparable evidence.

Investor Risks & Due Diligence

• The house requires modernisation, but the scope and cost of works are unknown.

• No sufficiently specific rental evidence or auctioneer rent estimate is available.

• GDV is uncertain because the recent comparable lacks accommodation and condition details and the older sales are historic.

• The EPC is listed as TBC.

• The seller may charge additional completion fees under the special conditions, but the amount is not supplied.

• Vacant possession means there is no passing rental income.

Recommendation

Do not bid on the current evidence. Proceed only after confirming condition, obtaining a refurbishment budget, verifying any special-condition seller fees and establishing current comparable values and achievable rent.

Strategy Rating

Analysis Confidence

The evidence confirms tenure, vacancy, accommodation and a modernisation requirement, but provides no EPC, rent evidence, refurbishment budget, detailed condition, reliable directly comparable specification or complete fee schedule.